400 Clark St · Hot Springs, AR 71913

$199,000

4 bd · 3.0 ba · 2,609 sqft · SingleFamily public records · 200 Days on market

Built 1939 0.34 ac lot $76/sqft · 13% below area Est $235k · 15% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• ARV discount +14.4/15.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

Key facts

• New siding
• Ample parking
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• CORNER LOT
• AMPLE PARKING
• WALKING DISTANCE TO SCHOOL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.1% below list).
• Recommended offer: $175k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.8% in Hot Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#140 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Hot Springs School District (urban): math 24% / reading 25% proficiency, ranked #195 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hot Springs Junior Academy (math 20% / reading 29%, grade F, #166 of 201 statewide, top 84%, 815 students, 100% FRL, charter); Hot Springs World Class High School (math 12% / reading 24%, grade F, #252 of 292 statewide, top 87%, 739 students, 100% FRL, charter) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 981 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $199k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,859 (12.1% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $234,852
• List price: $199,000
• Delta: -15.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Oakwood Ave	0.29mi	4/2.5	2,624 (+1%)	15mo	$279,000	$106	70
127 Orchard St	0.58mi	4/3.0	2,563 (-2%)	9mo	$299,900	$117	62
150 Oakwood Ave	0.33mi	4/2.0	2,501 (-4%)	15mo	$200,000	$80	61
113 Trivista Right St	0.70mi	4/3.5	2,599 (-0%)	7mo	$450,000	$173	59
111 Westwood	0.62mi	4/3.0	2,531 (-3%)	15mo	$200,000	$79	53
206 Trivista Left St	0.73mi	3/2.5 (-1)	2,505 (-4%)	4mo	$285,000	$114	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-21,242
• Equity at exit: $29,672

10-year hold

• IRR: 3.3%
• Equity multiple: 1.27×
• Total profit: $15,080
• Equity at exit: $17,206

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 981
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $75

Break-even live

Break-even rent $1,654

Max offer price $199,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $131	+0% $75	+5% $19	+10% $-38
Rent	-10% $-63	-5% $6	+0% $75	+5% $144	+10% $213
Rate	-1.0pp $175	-0.5pp $126	base $75	+0.5pp $23	+1.0pp $-29

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Panama St Unit 1 Hot Springs, AR	5.0	2.0	2400	$2,300	$0.96	45d	1	0.51mi

Listing history 24 events

1. 2026-06-22
   days on market $199,000 Active 200 DOM
2. 2026-06-19
   days on market $199,000 Active 198 DOM
3. 2026-06-18
   days on market $199,000 Active 197 DOM
4. 2026-06-17
   days on market $199,000 Active 196 DOM
5. 2026-06-16
   days on market $199,000 Active 195 DOM
6. 2026-06-15
   days on market $199,000 Active 194 DOM
7. 2026-06-14
   days on market $199,000 Active 192 DOM
8. 2026-06-13
   days on market $199,000 Active 191 DOM
9. 2026-06-10
   days on market $199,000 Active 189 DOM
10. 2026-06-09
    days on market $199,000 Active 188 DOM
11. 2026-06-08
    days on market $199,000 Active 187 DOM
12. 2026-06-07
    days on market $199,000 Active 186 DOM
13. 2026-06-05
    days on market $199,000 Active 183 DOM
14. 2026-06-02
    days on market $199,000 Active 181 DOM
15. 2026-06-01
    days on market $199,000 Active 180 DOM
16. 2026-05-31
    days on market $199,000 Active 179 DOM
17. 2026-05-30
    days on market $199,000 Active 178 DOM
18. 2026-03-10
    price $199,000 1174-char remark

    Show marketing remark (1174 chars)

    This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

19. 2026-03-10
    status Price Change 1174-char remark

    Show marketing remark (1174 chars)

    This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

20. 2026-02-16
    historical 1174-char remark

    Show marketing remark (1174 chars)

    This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

21. 2026-01-03
    price $210,000 1174-char remark

    Show marketing remark (1174 chars)

    This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

22. 2025-11-11
    listed $249,999 New Listing 1174-char remark

    Show marketing remark (1174 chars)

    This charming single-family home located at 400 Clark Street in Hot Springs, AR was built in 1939 With 3 full bathrooms, +/- 2,489 sq. ft. this property is perfect for a growing family or those who love to entertain. Situated on a spacious lot 15,000 sq. ft. , there is plenty of room for outdoor activities and gardening. Home is 4 Beds + 2 Bonus Rooms 3 Baths. Ample Parking Corner Lot Across from Oaklawn STEM Magnet ELementary Highlights * Large +/- 2,500 sq ft single-family home * New Roof, New Windows and new siding. * 4 generous-sized bedrooms, plus 2 additional upstairs rooms (ideal for office, playroom, or media) * Corner lot location offers extra privacy, curb appeal, and yard space * Parking for 7+ cars perfect for families, guests, or those with multiple vehicles * Walking distance / directly across (kiddie-corner) from Oaklawn STEM Magnet Elementary School (301 Oaklawn Blvd) Hot Springs School District * Quiet residential area with strong school access * Corner lot gives more yard frontage, landscaping opportunity, and extra privacy * Easy access to local amenities (shopping, parks, dining) * Convenient to major roads and commuter routes

23. 2023-03-03
    soldstatus $100,000
24. 1996-11-01
    soldstatus $53,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,983
• − Mortgage interest: −$11,147
• − Property taxes: −$2,158
• − Insurance: −$995
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$5,789
• Taxable loss: −$2,464
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $1,492/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hot Springs School District
• NCES district ID: 0507890
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $28,817
• Composite: 19.62/100
• National rank: #8746
• State rank: #195 of 238 in AR

Livability — Hot Springs

• Score: 65/100
• State rank: #140
• US rank: #12498

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs, AR
• County: Garland County · 76,414 people
• City population: 76,414
• Metro: Hot Springs, AR
• Population (ZIP): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• Metro: Hot Springs, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+275.5% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $199,000 CARMLS
• 2026-03-10 Relisted — CARMLS
• 2026-02-16 Listing Removed — CARMLS
• 2026-01-03 Price Changed $210,000 CARMLS
• 2025-11-11 Listed $249,999 CARMLS
• 2023-03-03 Sold (Public Records) $100,000 Public Records
• 1996-11-01 Sold (Public Records) $53,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $2,158 · +38.6% YoY. Source: county tax records.